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The Green Renovation Project was an initiative by Upstate Forever to restore and remodel its main office in Greenville, South Carolina in a way that conserves energy and reduces environmental impacts. Our goal is for the project to be a model for other renovation activities in the Upstate and elsewhere.
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Upstate Forever's office after sustainable renovation is complete. |
Upstate House is an outstanding model for how to design and build new structures. However, after that project was completed, Upstate Forever turned its attention to acquiring a permanent main office after years in rented office space. We started to take thinking about sustainable building to the next level. We realized that there is a big missing piece in the green movement, and that’s existing buildings. While most of the glossy magazine spreads are devoted to new construction, we took to heart the maxim that “The greenest building is the one already built.”
“The greenest building is the one already built.”
So we sought an existing building and undertook to do for renovation what Upstate House had accomplished for new construction. In 2005 we launched a capital campaign to support our land trust program and to fund the purchase of permanent office space. With the support of many generous donors to our capital campaign completed in 2007, we were ready to move forward with the project.
The goal of the Upstate Forever Green Office Renovation project was to reuse, restore, and remodel an office in a manner that conserves energy, minimizes environmental impacts, enhances health, and serves as a model for renovation work in our region and elsewhere.
An existing building was key because considerable amounts of energy and material resources were consumed during the original construction. By reusing the building, we take advantage of this so-called “embedded energy” and avoid the impacts of both demolishing the building and constructing a new one.
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| The project before beginning renovation |
Just down the street from Upstate House in the Pettigru Historic District, we found our project site. The building was originally constructed in 1916 as a single-family residence, but it had been vacant for over 20 years when we purchased it in June, 2007. We partnered with Johnston Design Group and Southerland Construction to make the transformation of the space a reality.
The house was badly deteriorated. It contained asbestos, termite damage, rotted woodwork, and fire damage, all of which had to be addressed before we could begin the actual renovation work. The asbestos levels tested just 0.2% above the threshold requiring abatement, costing an extra $34,000.
Another obstacle was the City of Greenville’s Design and Preservation Commission. This was the first time in our city that the commission was considering green features in a historic district. Brad Wyche and Scott Johnston both made presentations, but there were still concerns about the planned removal of chimneys and the installation of solar panels. In the end the project was approved by a 5 to 4 vote. (We hope that the 4 who voted no have had their concerns alleviated after seeing the finished project.)
Our first priority was to take advantage of the building’s embedded energy by reusing as much of the original materials as possible. Bricks from the chimneys were repurposed for the foundation and outdoor walkways. Wood flooring, most of the doors, and door and window trim were painstakingly removed, refinished, and reinstalled. Most materials that could not be reused were sent offsite to be recycled. An outbuilding on the lot was disassembled, transported to a farm owned by one of the contractors, and rebuilt as a chicken coop.
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Above from left: bricks from chimney; repurposed bricks in foundation and walkways;refinished wood door trim
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When needed supplies were unable to be gleaned from the existing building, we sought to use reclaimed products. We gave preference to products produced locally to help sustain our regional economy and reduce the energy use associated with transporting materials across the country or around the world. For example, much of the wood flooring in the building was rotted beyond repair. To replace it, we obtained beautiful heart pine floorboards reclaimed from three closed Upstate textile mills. One room features flooring made in North Carolina from reclaimed shipping pallets.
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| From left: heart pine flooring from closed textile mills; flooring made from shipping pallets |
For our roof, we chose pine shingles manufactured in Orangeburg using wood harvested from sustainably managed forests in South Carolina and Georgia. The roof shingles are treated with copper azole, a water-based and non-toxic preservative that prevents mildew, insect damage and general decay, and are guaranteed to last 50 years.
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| Recycled carpet squares |
For other materials needed for the renovation project, we studied products’ entire life cycle. One great example is found in the carpet squares covering the building’s upper floor: the material was recycled from old carpeting by Interface carpets, a company that is an industry leader in sustainable practices. When eventually worn out, our carpeting can once again be recycled into new products.
Two more flooring products used in the building illustrate different principles of sustainability. Our unique bathroom floors were created from ceramic tiles embedded with bits of reclaimed glass, saving that material from the landfill. One office features a Marmoleum floor, which is manufactured from natural components that regenerate quickly, including linseed oil, hemp and cork.
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| Above left: ceramic tiles made from recycled glass. Above right: Marmoleum floor |
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| Shelving made from agrigucltural waste |
Our shelving and cabinetry were created from agricultural waste -- sunflower hulls and wheat straw -- held together with natural binders and stained with non-toxic water-based finishes by a company in Spartanburg.
While our building serves as a demonstration project, it is also a workplace used daily by 20 staff members and their visitors, and protecting their health was also a high priority. We minimized the presence of offgassing chemicals through the use of VOC-free paint on the walls, water-based sealer on the wood floors, formaldehyde-free shelving and cabinets, and the recycled carpet.
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| Paperless drywall discourages mold |
Another major culprit in poor indoor air quality is mold. To discourage the growth of mold, a building’s moisture must be controlled. Paperless drywall, on which mold cannot grow, was used in all exterior walls. The basement and crawl space are covered with a continuous moisture barrier.
As the future of energy supplies remains tenuous, we sought to create a building that would consume as little energy as possible. This was accomplished through both passive and active strategies.
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| Insulation |
In the category of passive energy savings, energy-efficient low-e windows throughout the building minimize heat transfer. Spray foam insulation in the walls and ceilings reduce air infiltration. And the smart use of natural daylighting reduces the need for electric lights: large windows, skylights, and three sun tunnels, which collect sunlight from the roof and reflect it into downstairs rooms, create a pleasant and light-filled workspace.
The heating, ventilation and cooling (HVAC) system accounts for more than half of the energy use of a typical office building. As part of our active energy conservation efforts, we chose a highly-efficient HVAC system with two split-system heat pumps and nine individual climate-control zones. To qualify as an Energy Star product, an HVAC system must have a SEER (seasonal energy efficiency ratio) rating of at least 14, but our system boasts a SEER rating of 19, assuming ideal conditions. The Sims Group calculated our actual SEER ratings at 18.3 and 16.8. A SEER rating of 18 is still 38% more efficient than a system with a SEER rating of 13, the current national standard.
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Left: sun tunnels collect light from the roof and reflect it into downstairs rooms.
Right: HVAC system with a SEER rating of 19.
Below: Nine rooftop solar panels provide electrical power. Excess power generated on weekends is sold back to Duke Power. |
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We have also taken the goal of energy conservation one step further by manufacturing our own power. Nine rooftop solar panels provide about one-fifth of our electrical power. We track our power generation in real time with a digital readout display in our lobby. On weekends, we sell the power we produce to Duke Energy under a net metering contract with the utility. The system was designed to be upgraded easily, so more panels can be added as more sunlight becomes available. Additionally, a solar hot water system provides us with all the hot water we need in the office.
The severe drought that has gripped our region for several years has taught us to not take our water resources for granted, so we sought in this project to minimize both our use of potable water and the quantity of stormwater runoff produced. Indoors, we installed dual-flush toilets and low-flow shower head and faucets to conserve water. Outdoors, we collect rainwater from the roof in two 350-gallon rain barrels, which are used to irrigate our native plants. A green roof atop part of our building absorbs and filters rainwater while helping to insulate the room.
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| Conserving water: Dual flush toilet (above left) and rainwater barrels (above right) |
On the ground, we endeavored to maximize pervious surface. Rather than construct a parking lot in back, our staff and visitors utilize on-street parking. This enabled us to dedicate most of the yard to landscaping, for which we used exclusively native plants, which require little water and provide wildlife habitat. Porous concrete walkways instantaneously absorb rainwater. As a result of our stormwater management strategies, even during a heavy downpour there is little or no runoff from our site.
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| Maximizing pervious surfaces from left: porous concrete absorbs water; rooftop garden; native landscaping |
While we are proud of our wonderful new office, we will not be satisfied unless this project serves as a catalyst for others.
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| Upstate Forever has an open door policy for anyone wishing to learn about sustainable renovation. |
As a demonstration project, the Upstate Forever Green Office Renovation showcases many options for sustainable renovation. We have an open door policy for anyone who wants to visit our office and see, touch, and learn about these options.
Our office has been certified under both the EarthCraft and Leadership in Environmental and Energy Design (LEED) programs. Ours was only the third project in South Carolina (and one of fewer than 250 worldwide) to receive LEED certification at the Platinum level, the highest designation available, which has raised the profile of the project even further.
To spread our message about sustainable renovation to the public, during the project we maintained an educational blog on our website. A detailed booklet and documentary about the project are in production. Information about the project and a list of vendors and suppliers has been distributed to thousands of people through our newsletters and handouts. Open houses and tours have drawn hundreds of visitors to tour the office and ask questions. The project has been featured in several print articles and a television news story. All these outlets serve to raise awareness and promote actions to make the Upstate and South Carolina a greener, healthier place.
The Green Team
AbitibiBowater – furniture donation
33 E. Camperdown Way, Greenville, SC 29601; www.abitibibowater.com
Abtec of South Carolina – asbestos removal
202 McNeely Road, Piedmont, SC 29673; 864-295-6400
Hal Hall
Ascot Earth Systems – rain barrels
1361-F W. Wade Hampton Boulevard, Suite 152, Greer, SC 29650; 864-895-9745
Scott Stapleton – scott@ascotearthsystems.com
Blinds by Design – window treatments
314 Pimlico Road, Greenville, SC 29607; 864-905-9977; www.blindsbydesign.biz
Ellen Stevenson – ellen@blindsbydesign.biz
Blue Ridge Cabinetworks – book shelves
208 Oak Forest Road, Spartanburg, SC 29301; 864-595-0398; www.blueridgecabs.com
Ben Ratterree – ben@blueridgecabs.com
Builders FirstSource – lumber
801 S. Washington Avenue, Greenville, SC 29611; 864-269-8110; www.buildersfirstsource.com
Christi Powell – christi.powell@bldr.com
Bonitz – carpet
1200 Woodruff Road, Merovan Center, Building D-1, Greenville, SC 29606; 864-288-3771; www.bonitz.us
Brown Arrow Technologies – information technology services
200 Rae’s Creek Drive, Greenville, SC 29609; 864-335-9296
Michael Brown – michael@brownarrow.com
Bushman USA – rain barrels
www.bushmanusa.com
Scott Stapleton – scott@ascotearthsystems.com
Carolina Virgin HeartPine – flooring
112 Ram Cat Alley, Seneca, SC 29678; 864-886-8800
Michael Lentine – lentine@earthartiststudios.com
Cemex – porous concrete
Contact Todd Wade. 101 Young Court, Greenville, SC 29615; 864-269-4660; www.cemex.com
Cox Industries, Inc. – roof
860 Cannon Bridge Road, P.O. Box 1124, Orangeburg, SC 29116; 803-534-7467; www.coxwood.com
Billy Taylor – btaylor@coxwood.com
Earth Artist Mountain Studio Campus – flooring
1300 E. South 6th Street, Seneca, SC 29678; 864-886-8800; www.earthartiststudios.com
Michael Lentine – lentine@earthartiststudios.com
Earth Design – landscape design
405 Johnson Street, Pickens, SC 29671; 864-898-1221; www.earthdesignsc.com
Rick Huffman – rick_huffman@earthdesignsc.com
Forbo – Marmoleum flooring
Pat Blide -- pat.blide@forbo.com
Fuller Consulting Engineers, Inc. – structural engineering
1350C Cleveland Street, Greenville, SC 29607; 864-235-3580; www.fullerce.com
Bill Fuller – bfuller@fullerce.com
Glenco Insulation – insulation
12 Gordon Street, Greenville, SC 29611; 864-269-7886; www.glencoinsulation.com
GreenGrid – green roof modules
Greg Harper -- greg.harper@westonsolutions.com
Greenville County Recreation District – picnic table
4806 Old Spartanburg Road, Taylors, SC 29687; 864-288-6470; www.gcrd.org
Hawkins Pest Control – termite treatment
304 Ledbetter Road, Travelers Rest, SC 29690; 864-834-3875
Wayne Hawkins -- bhawk8950@aol.com
Hubbell Lighting, Inc. – lighting
701 Millennium Boulevard, Greenville, SC 29607; 864-678-1000; www.hubbell-ltg.com
Interface, Inc. – carpet
2859 Paces Ferry Road, Suite 2000, Atlanta, GA 30389; 770-437-6800; www.interfaceinc.com
Johnston Design Group – architects
314 Lloyd Street, Greenville, SC 29601; 864-250-0701; www.johnstondesigngroup.com
KLG Jones, LLC – building commissioning
218 Trade Street, Suite E, Greer, SC 29651; 864-848-6116; www.klgjones.com
Barry Jones – bjones@klgjones.com
Ellen Kochansky – art and interior design
ekochansky@gmail.com
Marvin Windows and Doors – windows
P.O. Box 100, Warroad, MN 56763; 888-537-7828; www.marvin.com
McBride’s – office furniture
832 Wade Hampton Boulevard, Greenville, SC 29609; 864-271-1720
Oaks Unlimited – flooring
3530 Jonathan Creek Road, Waynesville, NC 28785; 828-926-1621; www.oaksunlimited.com
mail@oaksunlimited.com
S&B Woodworks, Inc. – front door
Bob Ripley, 654 S. Main Street, Greenville, SC 29601; 864-271-6871
Schneider Tree Care – tree pruning
231 Tanner Drive, Taylors, SC 29687; 864-244-3088; www.schneidertree.com
Scott Carlson – scott@schneidertree.com
Sims Group – mechanical, electrical, plumbing
223 W. Stone Lake Avenue, Greenville, SC 29609; 864-232-5980; www.simsgroupusa.com
Lee Clipperd, Scott Poole
SKY Energy – renewable wind energy
2131 Woodruff Road, Suite 2100, #203, Greenville, SC 29607; 1-866-759-3637; www.sky-energy.com
Brian Weninger – info@sky-energy.com
Smith Dray Line – moving
P.O. Box 2226, Greenville, SC 29602; 864-269-3696; www.smithdray.com
Southerland Construction – builders
135 S. Main Street, Greenville, SC 29601; 864-271-2224; www.southerlandconstruction.com
Brett Southerland – brett@southerlandconstruction.com
Southern Mulch – mulch
427 Independence Boulevard, Greenville, SC 29615; 864-297-8884; www.southernmulch.com
Scott Montgomery – smontgomery@southernmulch.com
Sterling Video – video and documentation
734 Melvin Hill Road, Columbus, NC 28722; 828-868-2181
Sunstore Solar – solar panels
3090 S. Hwy 14, Greer, SC 29650; 864-297-6776; www.sunstoresolar.com
Bruce Wood – brucewwood@bellsouth.net
Tuck & Howell, Inc. – HVAC
P.O. Box 970, Greer, SC 29652; 864-879-7277; www.tuckandhowell.com
Jerry Tuck
Tucker Materials, Inc. – drywall
101 Bi-Lo Boulevard, Greenville, SC 29607; 864-297-9181
Velux – skylights/sun tunnels
Contact John Pillman at john.pillman@velux.com
John Pillman – john.pillman@velux.com
Upstate Computers – telephone system
1097 Hwy 101, Suite D-14, Greer, SC 29651; 864-334-1961; www.upstatecomputers.biz
Mike Harris – mike@upstatecomputers.biz
Upstate Custom Metal – metals
Greg Hayes -- mmhayes098@hotmail.com
Tommy Wyche – photography
44 E. Camperdown Way, Greenville, SC 29601
Workspaces, Inc. – office furniture
307-A River Street, Greenville, SC 29601; 864-233-7050; www.workspacesgreenville.com
Leslee O’Kelly
The Upstate Forever Green Office Renovation Project was made possible by the generous contributions of the more than 170 individuals and groups who donated to our capital campaign.
Capital Campaign Major Donors
Mr. and Mrs. Paul C. Aughtry, III
The Bannon Foundation
Brenda and Dan Bruce
Signe and Ron Cann
The Cliffs Communities, Inc.
Sally and Dan Coenen
Dorothy Peace Ramsaur Foundation
Keller and David Freeman
Mr. and Mrs. Harold F. Gallivan, III
The Graham Foundation
Marianna and Roger Habisreutinger
Mr. and Mrs. Richard K. Heusel
The Hollingsworth Funds, Inc.
Inman-Riverdale Foundation
Jolley Foundation
Sandra and Thomas Kester
Chicken and Hurdle Lea
Leigh Fibers, Inc.
The Lyndhurst Foundation
Nancy and Erwin Maddrey
Mary Louise Mims and Robert Baugh
Brenda and Carlton Owen
The Owings Family Foundation
Nancy and Tom Pace
The Palmetto Bank
Barbara and Leon Patterson
Mr. and Mrs. James T. Pearce
Phifer Johnson Foundation
Sue Priester
James C. Ryan
S. B. Phillips Company, Inc.
Genevieve Sakas
ScanSource
Minor and Hal Shaw
Diane Smock and Brad Wyche
Emelia and Jim Stephenson
Mary P. Sterling
Jean and Douglas Stevens
Symmes Foundation
Starla and Mark Taylor
Trehel Corporation
Harriet and Thomas Wyche
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